Florida Mechanics Lien Guide and FAQs

Last updated July 2, 2020
If contractors and suppliers don’t get paid on a construction project in Florida, they can file a lien to secure payment. A mechanics lien is a legal tool that provides the unpaid party with a security interest in the property. This page breaks down the rules, requirements, and deadlines you need to follow to file a Florida mechanics lien.

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When should a mechanics lien be used in the payment process?

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Mechanics lien

Florida lien & notice deadlines for:

Preliminary notice requirements

Florida does not require general contractors (those with a direct contract with the property owner) to provide a preliminary notice in order to retain lien rights in Florida. However, they must provide list of all subs and suppliers within 10 days of request from the property owner.


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Mechanics lien deadline
90 Days

In Florida, the deadline to file a mechanics lien is 90 days from last furnishing labor or materials to the project. The claimant must serve a copy of the lien on the property owner within 15 days after filing the lien.

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Lien enforcement deadline
1 Year

An action to enforce a mechanics lien in Florida generally must be initiated within one year of the lien being filed. However, this timeframe can be shortened. If the property owner files a "notice of contest of lien," the deadline to initiate an enforcement action is shortened to 60 days after the notice. If the claimant is served with a 20-day notice to show cause, the enforcement deadline is 20 days after the notice.

In Florida, a mechanics lien may not be extended. The deadline by which an action to enforce a mechanics lien must be initiated are absolute. If the deadline is missed, the lien is extinguished, and becomes unenforceable.

Preliminary notice requirements
45 Days

Subcontractors must provide a Notice to Owner by the earlier of: (a) 45 days after first providing labor or materials; (b) 45 days when work begins on making specialty materials; (c) Before owner's final payment to prime contractor under its contract.

Sub-subcontractors must send a notice to owner by the earlier of: (a) 45 days after first commencing work or furnishing materials; or (b) before final payment to the sub hiring them.


Send Your Notice

Mechanics lien deadline
90 Days

In Florida, the deadline to file a mechanics lien is 90 days from last furnishing labor or materials to the project. The claimant must serve a copy of the lien on the property owner within 15 days after filing the lien.

File A Lien Fast
Lien enforcement deadline
1 Year

An action to enforce a mechanics lien in Florida generally must be initiated within one year of the lien being filed. However, this timeframe can be shortened. If the property owner files a "notice of contest of lien," the deadline to initiate an enforcement action is shortened to 60 days after the notice. If the claimant is served with a 20-day notice to show cause, the enforcement deadline is 20 days after the notice.

In Florida, a mechanics lien may not be extended. The deadline by which an action to enforce a mechanics lien must be initiated are absolute. If the deadline is missed, the lien is extinguished, and becomes unenforceable.

Preliminary notice requirements
45 Days

Material suppliers who contract with a prime contractor in Florida must provide a Notice to Owner by the earlier of: (a) 45 days after first providing labor or materials; (b) 45 days after work begins on making specialty materials; (c) before owner's final payment to prime contractor under its contract.

If a supplier contracts with a subcontractor, they must provide the NTO by the earlier date of: (a) 45 days after first commencing work or furnishing materials; or (b) before the final payment to the sub who hired them.

If the supplier contracts with the property owner, Florida does not require a preliminary notice.


Send Your Notice

Mechanics lien deadline
90 Days

In Florida, the deadline to file a mechanics lien is 90 days from last furnishing labor or materials to the project. The claimant must serve a copy of the lien on the property owner within 15 days after filing the lien.

File A Lien Fast
Lien enforcement deadline
1 Year

An action to enforce a mechanics lien in Florida generally must be initiated within one year of the lien being filed. However, this timeframe can be shortened. If the property owner files a "notice of contest of lien," the deadline to initiate an enforcement action is shortened to 60 days after the notice. If the claimant is served with a 20-day notice to show cause, the enforcement deadline is 20 days after the notice.

In Florida, a mechanics lien may not be extended. The deadline by which an action to enforce a mechanics lien must be initiated are absolute. If the deadline is missed, the lien is extinguished, and becomes unenforceable.